HomeMy WebLinkAboutAmendment Initiation - Coprorate Plaza PCD Regulations (PA2004-064)CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item: 4
April 8, 2004
TO: Planning Commission
FROM James Campbell, Senior Planner
(949) 644 -3210, jcampbell @city.newport- beach.ca.us
SUBJECT: Initiation of an amendment to the Corporate Plaza Planned Community District
Regulations (PA2004 -064).
Planned Community District Regulations are adopted by ordinance and have the effect of law
similar to traditional zoning regulations. Chapter 20.35 subjects all PC districts to Chapter
20.94, which regulates amendments to zoning provisions or changes in zone designations.
Pursuant to Chapter 20.94, amendments to zoning regulations require the adoption of a
resolution of intention to amend the regulations. Since PC District Regulations are treated the
same as zoning for the purpose of adoption or amendments, a resolution of intention is
necessary to amend PC District Regulations.
DISCUSSION
The Corporate Plaza Planned Community District Regulations is not organized in the most
logical fashion. The organization of the regulations has led to misapplication of the
regulations. Specifically, the section entitled "Permitted Uses" clearly states that medical
offices are permitted; however, a preceding section entitled "Statistical Analysis" limits the
total floor area of medical office uses and prohibits them at 16 out of the 20 building sites.
Several property owners have leased space to medical office uses in violation of the PC
District regulations, which was not caught by staff during the review of tenant improvements.
Presently, there are 4 -5 medical office uses and 2 requests pending. Staff believes the
situation is a direct result of the organization of the regulations.
Staff desires to amend the regulations such that all applicable use regulations are contained
within the permitted uses section. This simple change will reduce the likelihood of future
error. Additionally, staff would like to explore reorganizing or reformatting the regulations
entirely to assist in administration should it prove logical and desirable. Finally, staff would
like to examine other possible changes to the regulations pertaining to the distribution of
medical office uses to address the issue of existing medical uses within Corporate Plaza.
Corporate Plaza Planned Community
Amendment Initiation
April 8, 2004
Page 2
Environmental Review
The initiation of an amendment to land use regulations is considered a planning study and is
exempt from the environmental review per Section 15262 Guidelines for the Implementation
of the California Environmental Quality Act. The possible future adoption a change to the
regulations is subject to environmental review.
Public Notice
None is required for the initiation of amendments.
Adopt the attached draft resolution initiating an amendment to the Corporate Plaza Planned
Community District Regulations.
Prepared by:
TO 4-61&
James W. Campbell
Senior Planner
Exhibits:
Initiation Resolution
Submitted by:
LOAM aL
Patricia L. Temple
Planning Director
2. Corporate Plaza Planned Community District Regulations
Exhibit I
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
NEWPORT BEACH INITIATING AN AMENDMENT TO THE
CORPORATE PLAZA PLANNED COMMUNITY DISTRICT
REGULATIONS.
WHEREAS, the Corporate Plaza Planned Community District Regulations are
not a model of organization since land use regulations are located within different
sections of the document; and
WHEREAS, the present organization of the document has led to miss -
communications between property owners, the City and the public that has led to the miss -
application of the regulations where medical office uses are operating where they are not
permitted; and
WHEREAS, an organizational change in the regulations is necessary to reduce the
likelihood of future errors; and
WHEREAS, a substantive change in the regulations should be evaluated to
possibly address medical uses being located where they are not permitted; and
WHEREAS, Title 20 of the Municipal Code requires that any proposed amendment
to a Planned Community be initiated by the adoption of a resolution of intention by the
Planning Commission or City Council.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Newport Beach hereby initiates an amendment to the Corporate Plaza Planned
Community District Regulations to consider the overall organization of the regulations
and content of regulations pertaining to medical and dental office uses.
PASSED, APPROVED AND ADOPTED THIS 8th DAY OF APRIL, 2004.
BY:
Earl McDaniel, Chairman
la
Michael Toerge, Secretary
AYES:
NOES:
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Exhibit No. Z
PLANNED COMMUNITY DISTRICT REGULATIONS
Amendment No. 728
City Council Resolution No. 92-4
January 13, 1992
Amendment No. 784
City Council Resolution No. 93 -96
December 13, 1993
Amendment No. 825
City Council Resolution No. 95-115
October 9, 1995
Amendment No. 889
City Council Ordinance No. 99 -27
November 8, 1999
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PACIFIC COAST HIGHWAY
LEGEND
PROFESSIONAL / OFFICE / COMMERCIAL / MEDICAL
CORPORATE PLAZA
ON
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TABLE OF CONTENTS
Introduction.................................................................................. ...............................
SECTION I STATISTICAL ANALYSIS ......................
Page 3
Page 4
SECTION II
GENERAL NOTES.... ...... .. ........................
Page 5
SECTION III
DEFINITIONS ............. ...............................
Page 7
SECTION IV
BUSINESS, PROFESSIONAL,
Building Height ............ ...............................
Page 8
MEDICAL AND
Parldng ............................ ...............................
Page 9
COMMERCIAL
Page 8
Sub - Section A
Intent ............................... ...............................
Page 8
Sub - Section B
Permitted Uses .............. ...::..........................
Page 8
Sub - Section C
Building Location ........ ...............................
Page 8
Sub - Section D
Building Height ............ ...............................
Page 8
Sub-Section E
Parldng ............................ ...............................
Page 9
Sub - Section F
Landscaping ................... ...............................
Page 9
Sub-Section G
Loading Areas ......... :....................................
Page 10
Sub - Section H
Storage Areas ................ ...............................
Page 10
Sub - Section I
Refuse Collection Areas .............................
Page 10
Sub - Section J
Telephone and Electrical Service .............
Page 10
Sub - Section K
Signs ................................. ...............................
Page 11
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INTRODUCTION
The Corporate Plaza Planned Community District for the City of Newport Beach is a part
of the Newport Center Development in conjunction with the South Irvine Ranch General
Land Use Plan and the Newport Beach General Plan which was adopted in December 1973.
The purpose of this PC (Planned Community) District is to provide a method whereby
property may be classified and developed for commercial activity, professional, business, and
medical offices. The specifications of this district are intended to provide flexibility in both
the land use and development standards for the planned building groups.
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SECTION I. STATISTICAL ANALYSIS
Corporate Plaza
1. Proiect Area
Gross Acreage 47.8
Net Acreage 40.4
2. Percentage of Site Coverage
a. Building Footprint 15 -20
b. Parking Area 40-45
C. Landscape 4045
3. Maximum gross building floor area shall not exceed 477,320 square feet.
4. A maximum of 79,847 gross square feet of building floor area may be allocated for medical
office uses on Building Sites No. 8, 9, 11 and 22 only. No medical office uses are permitted
on any other building site.
j 5. The square footage of individual building sites are tentative and subiect to adjustment as
long as the limitations on total development are not violated. Any adjustment in the square
footages for each building site shall be reviewed and approved by the Planning Director.
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SECTION II. GENERAL NOTES
1. Grading outside an area submitted under the Planned Development Ordinance but
within the Planned Community area will be permitted upon securing of a grading
permit.
2. Water within the Planned Community area will be furnished by the City of Newport
Beach.
3. Sewage disposal facilities within the Planned Community will be provided by Orange
County Sanitation District No. 5.
4. The subject property is within the City of Newport Beach. The Developer will
provide the necessary flood protection facilities under the jurisdiction of the City of
Newport Beach.
5. Erosion control provisions shall be carried out on all areas of the Planned
Community in a manner meeting the approval of the Director of Planning.
6. Except as otherwise stated in this Ordinance, the requirements of the Newport Beach
Zoning Code shall apply.
The contents of this supplemental text notwithstanding, no construction shall be
proposed within the boundaries of this Planned Community District except that which
shall comply with all provisions of Newport Beach's Uniform Building Code and the
various mechanical codes related thereto.
7. Parking lot lighting shall be subject to the review and approval of the Director of
Planning. Parking lot lighting shall be designed in a manner so as to minimize
impacts on adjacent residential areas.
8. All mechanical appurtenances on building roof tops and utility vaults shall be
screened from street level view in a manner meeting the approval of the Director of
Planning.
9. Prior to the issuance of grading permits, the site shall be examined to determine the
existence and extent of archaeological and paleontological resources in accordance
with adopted City polices.
10. Any future signal light on East Pacific Coast Highway at the private street
intersection will be the responsibility of The Irvine Company.
9 11. The on -site parking, vehicular circulation and pedestrian circulation systems shall be
reviewed and approved by the Traffic Engineer.
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12. The intersections at private streets and drives shall be designed to provide sight
distance for a speed of 30 miles per hour. Slopes, landscaping, walls and other
obstructions shall be considered in the sight distance requirements. Landscaping
within the sight line shall not exceed twenty -four inches in height. The sight distance
requirement may be modified at non - critical locations, subject to approval of the
Traffic Engineer.
13. Prior to occupancy of any structures, easements for public emergency and security
ingress, egress and public utility purposes shall be dedicated to the City over all
private streets.
14. Prior to issuance of a grading permit, the master plans of water, sewer and storm
drain facilities shall be reviewed and updated to current standards and any
modifications or extensions to the existing storm drain, water and sewer systems
shown to be required by the review shall be the responsibility of the developer unless
otherwise provided for through an agreement with the property owner. The review
of the storm drain master plan will require the submittal of hydrology and hydraulic
studies to the Public Works Department for review and approval. The hydrology
study shall include both on -site and off -site drainage to determine the measures
necessary to protect the subject development from flooding during a 100 year storm
frequency. The developer may be required to install retention basins upstream from
the proposed development or enlarge the existing downstream storm drain system to
satisfy the requirement.
15. The northerly entrance /exit on Avocado Avenue shall be designed for a right turn
in and out, ONLY. The design shall provide for an island that restricts left turns.
This requirement may be waived if the driveway lines up with the access to the
parcel easterly of Avocado Avenue and the City incurs no additional costs to relocate
their proposed access to the library site.
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SECTION III. DEFINITIONS
Advertising Surface of a Sien
The total area of the face of the sign structure, excluding supports.
Area of Elevation
Total height and length of a building as projected to a vertical plane.
Setbacks from Street Corners
Setbacks from street corners shall be established as that point of intersection of the required
setback lines from access streets, prolonged to point of intersection.
Entitlement Gross Floor Area
The area of a building or portion thereof including the surrounding exterior walls.
Any finished portion of a building which measures more than 4 feet from finished floor to
ceiling and is accessible shall be included in calculations of gross floor area.
Areas utilized for stairwells and elevator shafts shall be counted towards gross floor area on
only the first level.
Parkin Gross Floor Area
The area included within the surrounding exterior walls of the building or portion thereof,
exclusive of vent shafts and courts. The floor area of a building, or portion thereof, not
provided with surrounding exterior walls shall be the usable area under the horizontal
projection of the roof or floor above.
Parkin Net Floor Area
The area included within the surrounding walls of a building, exclusive of vent shafts,
elevator shafts, stairways, exterior corridors or balconies, rooms containing only mechanical
and electrical equipment used for service of the building, utility shafts and parking.
Note: Exterior roofed atrium areas open on two or more sides, and exterior roofed
balconies or walkways open on one side, shall not be included in Entitlement Gross
Floor Area, Parking Gross Floor Area or Parking Net Floor Area calculations.
In
SECTION IV. BUSINESS, PROFESSIONAL, MEDICAL AND COMMERCIAL
A. Intent
The intent of this district is to permit the location of a combination of business,
professional and medical office uses, and light general commercial activities engaged
in the sale of products to the general public.
B. Permitted Uses
The following shall be permitted:
1. Retail sales and service of a convenience nature.
2. Administrative, professional and medical offices.
3. Restaurants, including outdoor, drive -in or take -out restaurants, bars and
theater /nightclubs shall be subject to the securing of a use permit in each
case. Facilities other than indoor dining establishments or those that qualify
as outdoor, drive -in or take -out establishments shall be subject to the City of
Newport Beach regulations covering drive -in and outdoor establishments.
4. Institutional, financial and governmental facilities.
5. Civic, cultural, commercial recreational and recreational facilities.
6. Parking lots, structures and facilities.
7. Drive -up teller units, subject to the review of the on -site parking and
circulation plan by the City Traffic Engineer and approved by the Director of
Planning.
C. Building Location
All buildings shall be located in substantial conformance with the approved site plan.
D. Building Height
All buildings and appurtenant structures shall be limited to a maximum height of
thirty -two (32) feet, with the exception of Building "22" which shall be permitted up
to the limit; established by the sight plane and the extension of the sight plane
northerly to Farallon Drive and southerly to Pacific Coast Highway.
IO.
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E. Parking
Adequate off -street parking shall be provided to accommodate all parking needs for
the site. The intent is to eliminate the need for any on -street parking.
Required off -street parking shall be provided on the site of the use served, or on a
common parking area in accordance with the off -street parking requirements as
follows:
1. Office Buildings (except where any portion is used as a medical or dental
office): One parking space for each 250 square feet of net floor area, except
as provided herein.
PARKING REQUIREMENT FOR OFFICE BUILDINGS BASED ON SIZE
OF PARKING POOL. The parking requirement for office buildings, as
specified above, may be modified in accordance with the following schedule:
(a) For the first 125,000 sq. ft., parking shall be provided at one space per
250 sq. ft. of net floor area.
(b) For the next 300,000 sq. ft., parking shall be provided at one space per
3 300 sq. ft. of net floor area.
(c) Any additional floor area, parking shall be provided at one space per
350 sq. ft. of net floor area.
For pools based on more than 425,000 sq. ft. of net floor area, the Planning
Commission may modify the parking formula by Use Permit, based on a
demonstrated formula.
2. Medical and Dental Office Buildings: One parking space for each 250 square
feet of gross floor area. .
F. Landscaping
Detailed landscaping and irrigation plans, prepared by a licensed landscape architect,
licensed landscaping contractor, or architect shall be reviewed by the Director of
Parks, Beaches and Recreation. In no case shall any landscaping penetrate the sight
plane ordinance established by the sight plane for Harbor View Hills.
All landscaping referred to in this section shall be maintained in a neat and. orderly
fashion.
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1. Screenint
Areas used for parking shall be screened from view or have the view
interrupted by landscaping, and /or fencing from access streets, and adjacent
properties.
Plant materials used for screening purposes shall consist of lineal or grouped
masses of shrubs and /or trees.
2. Undscanine- Vehicle Se arm ation
All landscaped areas shall be separated from adjacent vehicular areas by a
wall or curb, at least six (6) inches higher than the adjacent vehicular area.
3. Parldne Areas
Trees, equal in number to one (1) per each five (5) parking stalls shall be
provided in the parldng area.
G. Loading Areas
1. Street side loading shall be allowed providing the loading dock is screened
from view from adjacent streets.
H. Storage Areas
1. All outdoor storage shall be visually screened from access streets, and
adjacent property. Said screening shall form a complete opaque screen.
2. No storage shall be permitted between a frontage street and the building line.
I. Refuse Collection Areas
1. All outdoor refuse collection areas shall be visually screened from access
streets, and adjacent property. Said screening shall form a complete opaque
screen.
2. No refuse collection area shall be permitted between a frontage street and the
building line.
I Telephone and Electrical Service
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All "on site" electrical line (excluding transmission lines) and telephone lines shall be
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placed underground. Transformer or terminal equipment shall be visually screened
from view from streets and adjacent properties.
K Sim
1. Building Address Sign
Building address numerals shall be a maximum of two (2) feet in height and
shall be consistent with the building identification signing.
Building address number shall face the street (and /or pedestrian walkways in
the case of necessity), and be located on the building so that they are visible
from adjacent frontage roads and designated parking areas.
2. Project/Building Identification Sign
Project and /or building identification signs are permitted at major entry
access drives from adjacent frontage streets, provided that they comply with
the City of Newport Beach site distance requirement 110-L.
The identification signage is permitted in the form of a free - standing (single
or double faced) monument sign. The sign copy shall be restricted to the
project or building name and street address. Individual letter heights shall not
exceed eighteen (18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2)
categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall - mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one building
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty-
_four (24) inches. The maximum letter height of a secondary tenant sign shall
;) not exceed sixteen (16) inches.
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Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building)
may be lighted but no sign or any other contrivance shall be devised
or constructed so as to rotate, gyrate, blink or move in any animated
fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under
development on individual project sites.
Information on this sign is limited to:
- For Sale, For Lease, Future Home of, Building /Project Name, etc.
Type or Name of Development
Type and Area of Space Available
Major Tenant or Developer
Financial Institution
General Contractor
Architect
Leasing Agent
Occupancy Date
Phone Number
Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage
street. These signs may be single or double -faced and parallel
or perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance
to The Irvine Company corporate design standards as shown on
the following page.
Longevity: Signs can exist from the time of.lease or sale of the parcel until
construction and /or leasing of the facility is complete.
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4" The identification signage is permitted in the form of a free - standing (single
or double faced) monument sign. The sign copy shall be restricted to the
project or building name and street address. Individual letter heights shall not
exceed eighteen (18) inches.
3. Tenant Identification Signs
Tenant identification signs are permitted and are divided into two (2)
categories:
Primary Tenant
Secondary Tenant
Tenant identification signs are to be wall- mounted graphics, consisting of
individually fabricated letters. Box or "can" signs are not permitted.
The maximum number of primary tenant signs permitted on any one budding
elevation is two (2).
Each secondary tenant shall be limited to one (1) identification sign.
The maximum letter height of a primary tenant sign shall not exceed twenty -
4 four (24) inches. The maximum letter height of a secondary tenant sign shall
not exceed sixteen (16) inches.
Sign copy shall be restricted to identification of the person, firm, company or
corporation operating the use conducted on the site.
4. General Sign Standards
a. Signs (to include all those visible from the exterior of any building)
may be lighted but no sign or any other contrivance shall be devised
or constructed so as to rotate, gyrate, blink or move in any animated
fashion.
5. Temporary Signs
The following guidelines are intended to produce a consistent sign design for
temporary signs within Newport Center. All temporary signs require the
approvals of the City of Newport Beach and The Irvine Company.
Temporary signs are to identify the future site, project or facility under
development on individual project sites.
13 11
'j Information on this sign is limited to:
Jt
For Sale, For Lease, Future Home of, Building/Project Name, etc.
Type or Name of Development
Type and Area of Space Available
Major Tenant or Developer
Financial Institution
General Contractor
Architect
Leasing Agent
Occupancy Date
Phone Number
Irvine Company or Irvine Company Project Name and Logo
Location: One temporary sign is permitted on site for each frontage
street. These signs may be single or double -faced and parallel
or perpendicular to the roadway.
Design: All temporary signs are to be built in substantial conformance
to The Irvine Company corporate design standards as shown on
the following page.
Longevity: Signs can exist from the time of lease or sale of the parcel until
construction and /or leasing of the facility is complete.
14 1 '/
Future Home of
American Products
31 Technology Dr.
(714) 551.1500
e4ZKEA: Company
AACHMCr: Frank Lloyd Wright
CONTRACTOR: Johnson Construction
THG IRVINE COMPANY
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